Not sure how to proceed with rentals in this situation.

My wife and I have one rental unit and are trying to move toward our next property, but still are trying to learn more and find additional ways to make some side income to speed the process.

I'm sure there's other stuff you'll want to factor in - what businesses are moving to and from each areas. 

Lessons learned?

With your pipeline of off-markets, cherry-pick the best for yourself to close on, and on the rest, lock them up with a long inspection window, and make sure you have an option in the contract to Assign the deal to another buyer.

As an investor, if comps tend to harm me more than help, then how do I make sure I'm making a good investment if I shouldn't use the comps around the house?

I’m thinking that an SBA loan would be our best bet but I am not sure.

You Can Only Have 35 Non-Accredited InvestorsRule 506(b) allows an unlimited number of accredited investors but restricts you to only 35 non-accredited investors.However, there’s a catch:Non-accredited investors must be financially sophisticated.They must have enough experience to evaluate the investment risks.From the SEC:“Securities may not be sold to more than 35 non-accredited investors… [who] must meet the legal standard of having sufficient knowledge and experience in financial and business matters to be capable of evaluating the merits and risks of the prospective investment.”If you’re planning to include non-accredited investors, make sure they qualify—or you could be violating SEC rules.3.

Make sure the space is not oversaturated and there is real upside.

Just make sure that the new property can cover the HELOC payments as well as its own mortgage.